Alameda Planning Board Meeting – November 14, 2022

The Alameda Planning Board met on November 14, 2022, via Zoom, to consider a consent calendar item, three regular agenda items, and a public workshop. The board approved an annual review of the Alameda Landing Development Agreements, a 227-unit multi-family project at 300 Mosley Avenue, and a use permit review for a Starbucks drive-through. A public workshop on proposed all-electric new construction and major alteration requirements was held for comment. Board member Ruiz recused herself from the 300 Mosley item due to a potential conflict.

Consent Calendar

• Item 6-A (Annual Review of Alameda Landing Commercial and Residential Development Agreements) was pulled by the board president for discussion; no other consent items were approved.

Public Comments & Testimony

• Item 7-A (300 Mosley Avenue):
  • William Schumacher (resident of Admiral’s Cove) questioned why the building is proposed near his backyard rather than on a vacant lot across Lakehurst Street, noting the vacant lot is not used.
  • Jenna Stokes (resident) stated that residents received city notices only the Monday before the hearing, with no affirmative outreach from the applicant. She expressed concern over the loss of common open space (park, dog park, grills) and significant reduction of private yards for several townhomes.
  • Erica Holman (resident of the fourplex to be demolished) said she and her neighbors were told by management no such plans existed, and she faces visa complications if forced to move. The applicant later stated relocation is not imminent (likely not before 2024).
• Item 7-C (All-Electric Reach Code Workshop): No public comments were received.

Discussion Items

• 6-A: Annual Review of Alameda Landing Development Agreements – Staff presented the annual review of two development agreements for the Alameda Landing mixed-use commercial and residential projects. Board member Teague asked about surplus funds from the existing Transportation Management Association (TMA) and the fate of the free shuttle. Staff explained that the West Alameda TMA will dissolve and its assets (including surplus) will transfer to the Alameda TMA, which will decide how to use funds per the TDM plan (transit passes and water shuttle). Board member Hom raised equity concerns about replacing the free shuttle (open to all) with AC Transit Easy Passes (one per household). No public comment. The board voted 6-0 to approve the draft resolution.

• 7-A: 300 Mosley Avenue – Development Plan, Design Review, and Density Bonus – Applicant Carmel Partners proposed a seven-story, 227-unit multi-family building on a 2.6-acre infill site within Admiral’s Cove (existing 150 townhome units). The project requires demolition of one existing fourplex (applicant hopes to relocate it). Key density bonus waivers requested: front yard setback reduction (5 ft vs. 20 ft), reduced private open space for 58 units, parking space size ratio (one space short of 50% standard), building height (74 ft/7 stories vs. 45 ft/4 stories), and bicycle parking (172 long-term vs. 227 required, 30 short-term vs. 46 required; the short-term reduction is the one concession). Staff recommended approval and suggested board could also approve the bicycle parking waiver. Board members asked about outreach to residents, park shade study, fire access, and design features. Public comments expressed concerns over notification, loss of open space, and yard reductions. Board discussion acknowledged SB330 constraints limiting denial options. Board member Curtis moved to approve with staff’s recommended amendments (including accepting bike parking waiver). Motion carried 5-0 (Ruiz recused).

• 7-B: 980 Island Drive – Use Permit Review (Starbucks Drive-Through) – Staff reviewed traffic safety and circulation, finding no negative impacts. Board member Hom noted occasional queueing onto the street but not blocking traffic. No public comment. Board voted 6-0 to accept the staff report and authorize continued operations.

• 7-C: Public Workshop – All-Electric Reach Code (2022 California Green Building Standards) – Staff presented a draft ordinance requiring newly constructed buildings and major alterations (≥50% foundation or framing replacement) to be all-electric, with exceptions for commercial kitchens, R&D/manufacturing, and existing legal entitlements. The draft also updates local climatic findings. Board members raised questions about definitions (repair vs. reinforcement, tenant improvements), impacts on landlord reinvestment, and an exception for “places of public accommodation” for commercial kitchens (which may inadvertently exclude food manufacturing). No formal action was taken; the item is a workshop to inform the City Council’s December 6 hearing.

Key Outcomes

• Item 6-A: Approved 6-0.
• Item 7-A: Approved 5-0 (Ruiz recused) with staff’s amended conditions, including acceptance of the bicycle parking waiver.
• Item 7-B: Approved 6-0; continued use permit operations.
• Item 7-C: No action taken; board comments to be forwarded to City Council.
• Minutes: July 25, 2022 minutes approved 4-0-2 (Saheba present, Teague abstain) with corrections. September 12, 2022 minutes approved 4-0-2 (Curtis and Saheba abstain).
• Next Meetings: November 28 meeting canceled; next meeting December 12 (agenda includes Penzaro site housing and Clement Avenue extension).